Carl Payne of Barry Plant Lilydale secured $2.008 million for a four-bedroom, four-bathroom lifestyle property at 18 Bailey Grove, Wandin North after 11 days on market, with the successful buyer lifting their offer by $180,000 through competitive negotiation.
The result came from casting a wider net than standard lifestyle property campaigns — Carl positioned the four-acre site with substantial shed as appealing to families, business owners, and tradespeople simultaneously, which brought 35 visitors through three opens and generated seven formal offers.
Three buyer segments, one campaign
Carl identified early that 18 Bailey Grove wasn’t a standard residential listing.
“With four acres, three access points and a substantial shed and office behind the home, it had genuine commercial application potential,” Carl said.
“The buyer pool was broader than a typical lifestyle property. Our strategy was to market it across multiple buyer segments simultaneously — families wanting acreage, tradespeople and small business owners needing workspace, and buyers looking at long-term commercial upside.”
Carl used targeted copywriting, floor plans and photography to highlight different aspects of the property for each segment. Business owners came through looking to run operations from the site, families wanted space around a family home, and tradespeople focused on the larger land allotment and shedding options.
Seven offers and serious competition
The multi-segment approach delivered strong numbers — seven formal offers from 35 inspection visitors, with four buyers commissioning independent building reports before making offers.
Carl said the willingness of four out of seven buyers to commission independent reports signalled a deeper level of commitment than typical enquiry-stage interest.
The successful buyer started at $1.828 million and ended at $2.008 million through the negotiation process as Carl gave unsuccessful parties opportunities to increase their offers.
“The competition certainly helped us get that unconditional offer above the range,” Carl said.
Speed reflects preparation, not price
Carl expects questions about whether 11 days on market indicates undervaluation.
“The sale price answers that question,” Carl said.
“Eleven days reflects preparation, not undervaluation. The marketing range was appropriate to the comparable market, but the competitive process and the quality of the property and the pre-sale inspections allowed buyers to move quickly and confidently. Speed and price aren’t trade-offs when a campaign is structured properly.”
Carl says for future vendors considering selling a lifestyle or a hybrid use property, the three things to focus on is firstly to understand who your real buy pool is. For properties like this, it’s wider than people assume. Second, invest a small amount upfront in an independent report to remove buyer hesitation, and third, work with an agent who will set a fact-based marketing range that brings buyers to the table rather than scaring them off.
“Doing those three things is how we turned $1.8 million to $1.95 million into a property sale of $2.008 million unconditionally,” Carl said.
About the agent
Carl joined Barry Plant in 2006, transitioning from a successful sales career in another industry. Since entering real estate, he has been a consistent high performer, earning recognition at company and regional levels, including Diamond Club and Million Dollar Club honours. A fully licensed agent and accredited auctioneer, Carl brings experience, structured campaign management and a strong service focus to residential property sales across the Lilydale area. Visit Carl’s website for more information or call Carl on 0413589800